Insurance · October 2026 · 6 min read

Attention Citizens Policyholders: Flood Insurance Is Required Starting January 1, 2027

If your homeowners insurance is with Citizens, there is a change coming that a lot of people in Tampa Bay have not heard about yet. Starting January 1, 2027, Citizens will require flood insurance on its homeowners policies that include wind coverage. Flood zone or not. Home value does not matter.

I am a Realtor, not an insurance agent, so I am not here to sell you a policy. But this changes what homes cost to own, what buyers need to budget for, and what sellers get asked about. So here is what you need to know, in plain English.

What is the Citizens flood insurance requirement?

How was it phased in?

Homes in FEMA high-risk flood zones (the A and V zones) already have to carry flood insurance to stay with Citizens.

Outside the high-risk zones, it has been phased in by the dwelling coverage on your policy (called Coverage A):

• January 1, 2024: dwelling coverage of $600,000 or more
• January 1, 2025: $500,000 or more
• January 1, 2026: $400,000 or more
• January 1, 2027: all policies, regardless of value

The rule applies to new policies and renewals on or after those dates. So if your Citizens policy renews in February 2027, your flood coverage needs to be in place by that renewal.

Who is exempt?

According to Citizens, these policies are not required to carry flood insurance:

• Condo unit owner policies (HO-6)
• Renters (tenant contents) policies
• Policies that exclude windstorm or hail coverage

So if you own a condo and your unit policy is with Citizens, this rule does not apply to that policy. It is mainly aimed at single-family homeowners.

How much flood coverage do you need?

Citizens requires flood coverage on the building that is at least equal to your Citizens dwelling coverage (Coverage A). If that amount is higher than the federal flood program offers, Citizens will accept the maximum you are eligible for. For the National Flood Insurance Program (NFIP) regular program, that maximum is $250,000 for the building.

You can use either a federal NFIP policy or a private flood policy that meets Florida's requirements. It is worth comparing both.

What proof does Citizens want?

Citizens asks for two things:

1. Proof of flood coverage. That can be your flood policy's declarations page, or, if your flood policy is still pending, a copy of the application and proof of payment.
2. A signed Policyholder Affirmation Regarding Flood Insurance (form CIT FW01).

If Citizens does not get proof, it can non-renew your homeowners policy.

"But I'm not in a flood zone."

I hear this one a lot. Zone X means lower risk, not no risk. Hurricane Helene in 2024 showed a lot of us here in Tampa Bay that water does not read the flood map. Whatever you think of the rule, flood coverage on a home outside the high-risk zones is usually a lot cheaper than one inside it, and it is worth getting a real quote before you decide how you feel about it.

What this means if you are buying a home in Tampa Bay

• Budget for flood insurance. If the home will be insured with Citizens, plan for a flood policy on top of homeowners insurance, even in Zone X.
• Get quotes during your inspection period. Do not wait until the week before closing. Insurance costs can change the math on a home, and you want to know before you are locked in.
• Ask the seller for documents. An elevation certificate, a wind mitigation report, and the roof's age can all affect your quotes.

What this means if you are selling

• Expect insurance questions. Buyers and their agents will ask. Having your elevation certificate, wind mitigation report and current declarations pages ready makes your home easier to say yes to.
• Keep your coverage in force while you are listed. If your Citizens renewal falls while your home is on the market, take care of the flood proof early so your policy does not get non-renewed in the middle of a sale.

Your Citizens flood checklist

1. Find your Citizens renewal date and confirm your policy type.
2. Get flood quotes at least a month or two before renewal. Compare NFIP and private flood.
3. Set your flood building coverage at your Coverage A amount, or the NFIP maximum if your dwelling coverage is higher.
4. Send Citizens your proof of flood coverage and the signed CIT FW01 affirmation form.
5. While you are at it, ask your insurance agent whether a private homeowners policy might be an option for your home.

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